HomeMy WebLinkAbout1989-10-17 NAC Planning Report • •
Northwest Associated Consultants, Inc.
A C
U R B A N P L A N N I N G D E S I G N M A R K E T R E S E A R C H
PLANNING REPORT
TO: Oak Park Heights Mayor and City Council
FROM: Curtis Gutoske
DATE: 17 October 1989
RE: Oak Park Heights - Conoco CLIP
FILE NO: 798.02 - 89.14
EXECUTIVE SUMMARY
Background:
A.conditional use permit has been submitted by Conoco Inc. for
the development of a convenience food store with gas an :l a drive -
through car wash upon the Dairy Queen site at 14529 60th Avenue
North. Preliminary plans have been submitted over the Last
several months which our office and other City Staff have
reviewed and offered comments to the applicant. The current
plans and submitted CUP have incorporated many of the staff
comments. Because of this, the review which follows will only
address those items which are still of concern or which have
changed from our last report dated 11 August 1939.
Recommendation:
Based upon the review which follows, our office recommends
approval of the Conoco, Inc. CUP subject to the following
conditions:
t. The curb in front of the building's main entrance be painted
yellow to prohibit parking in the area.
2. The plant species Japanese Green Leaf Barberry and Anthony
Waterer Sp.i.Lea be increased to a minimum of 18 inches in
height.
The CUP include the approval of the Omaha Avenue curb cut at
the recommendation of the City Engineer or the curb cut be
reduced to 24 feet in width.
4601 Excelsior Blvd. •Suite 410 •Minneapolis, MN 55416.(612) 925-9420• Fax 925 -2721
•
4. One of the three canopy signs illustrated in Exhibit E be
eliminated.
5. Comments from other City Staff.
CASE ANALYSIS
Setbacks. All proposed building and canopy setbacks have been
found to meet and exceed B -2 District standards. All proposed
parking lot, driveway and accessory building setbacks have also
been found to meet and exceed Ordinance standards.
Parking. The provision of fourteen parking spaces satisfies the
required parking of eleven spaces as calculated in our 11 August
1989 report. All parking spaces are of proper dimension and are
delineated by a painted stripe as required by the Ordinance. It
is recommended the curb in front of the building entrance be
painted yellow to prohibit parking from this area.
Circulation. The design of the site allows for good circulation
for both customer and truck traffic. Proper drive aisle width
and stacking space is provided for the car wash and adequate
width is given to the gas pump lanes.
The frontage road curb cut width is within Ordinance
requirements, however, the Omaha Avenue curb cut will require
specific CUP approval at the recommendation of the City Engineer.
In a letter from the City Engineer dated 21 August 1989, it was
indicated that all curb cuts meet Ordinance requirements, meaning
a maximum width of 24 feet. Conoco is seeking a 30 foot wide
curb cut to accommodate the egress /ingress of large semi - trailer
trucks. This is a typical request of convenience food /gas
station developments. The location of the curb cut appears to be
in general alignment with the Honda Shop curb cut to the west.
The City Engineer should also further comment on this matter.
Landscaping. The submitted landscape plan illustrates a
desirable and commendable landscape scheme. All Ordinance
criteria is met with the exception of the Japanese Green Leaf
Barberry and Anthony Waterer Spirea which must be increased to a
minimum size of 18 inches in height.
Signage. The proposed free - standing sign has been found to be
just within the allowed sign area of 15 percent of the front
facade. The placement of the sign also meets the minimum setback
of 10 feet from any property line.
Three canopy signs are illustrated on the building elevations
(Exhibit E), while only two are shown on the site plan (Exhibit
A). The Ordinance states only two wall and /or canopy signs are
allowed on corner lot buildings. Thus, one of the signs
indicated on the elevations must be eliminated. The two canopy
. i
signs also prohibit the placement of any wall signs upon the
building itself. The only other permanent signage that may be
placed on the site is that for directional or informational
purposes not to include advertising.
CONCLUSION
Virtually all of the submitted plans and accompanying information
for the Conoco, Inc. CUP has been found to be acceptable. The
applicant has responded favorably to previous staff
recommendations and has presented a very reputable submission.
Based on its compliance with applicable City codes and
ordinances, our office recommends approval of the submitted CUP
subject to the conditions stated in the "Executive Summary"
section of this report.
cc: LaVonne Wilson
Lyle Eckberg
Mark Vierling
Joe Anderlik
Frank Leier
Alan Brevitz, Conoco, Inc.
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0 -1 SITE PLAN
Marketing, North America
(conoco)
N Moran Building
' 600 North Dairy Ashford
Houston, TX 77079 '(713) 293.5501
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OAK PARK HEIGHTS, MN
11:11721 TnE SC14110101/0 ASSOCIATES
AN CNITECT6■040■rIEENS
❑❑ 600 LAWNVIEW AKNVE / p1u°MO •uK6rc
ST.PAHL. MINNESOTA 56174 r
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C-2 GRADING PLAN . .
Marketing, North America
(conoco)
Moran N - 00 Nort�I
hDair Ashford q •
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EXHIBIT B
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60 ST
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PLANT LIST / �� �
205190L COMMON A LATIN NAME SIZE ROOT COMMENTS • f •T 4 tze /J j iNkzeaae-
WADE TREES:
5M' 10 SJGAR MAPLE 2 -1/2" CAL BB STN. LEADER To lb .. t 4(',4E�,�
ACER SACCHARUM
SAE.': 1 SKYLINE HONEY LOCUST 2 -1/2" CAL BB
CIELDITSIA TRIACANTHOS
1 NENNIS "SKYLINE"
ORNAMENTAL TREES:
PSC i PINK SPIRE CRAB 2" CAL BB L -1 LANDSCAPING PLAN
MALUS "PINK SPIRE"
5411 SPARKLER CRAB 2" CAL BB
MALUS "SPARKLER" Marketing, North America
BVERBREEN TREES: 9
RES BLACK HILLS SPRUCE SEE PLAN ORM TO GRADE (Conoco)
PICEA GLAUCA DENSATA Moran Building
7FCIWOUS SHRUBS: 600 North Dairy Ashford
all" ,G DWARF AMUR MAPLE (SHRUG 24" HT. Houston, TX 77079 (713) 293.5504
FORM) ACER GINNALA
°COMPACTA" .c.re: 1':20' ..e.o.eu• PRAWN n. N�
ZEE. JAPANESE GREEN LEAF 15" HT. CONT. DAT E. i0/In?
BARBERRY
BERBERIS THUNBERGI
A.. I9 ANTHONY WATERER SPIREA 15• HT. CONT. OAK PARK HEIGHTS MN
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WATERER' ❑a :Moo t�s 66GINEEN5
EHERBREEN SHRUBS:
5413 2.3 SEA GREEN JUNIPER 24° DIA. CONT.
JUNI PERUS 801080515 ❑❑ m e OT '
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EiBIT C
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RI-. FEIG & ASSOCIATES.
CONSULTING ENGINEERS
9740 IRVING AVE SO. PROJECT TITLE
N 111.00MANGTON. IAN. 66431 OAK PAIDIK HEIGHTS, MINNESOTA
(612) 884-4276
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I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED
BY NE OR UNDER NY DIRECT SUPERVISION AND THAT 00110 CO) dial
I AN A DULY REGISTERED ENGINEER UNDER THE
LAWS OF THE STATE OF MIPPI ES= gill
DATE ' R,EG. NO, 11 Morin Suriang
' A -.)- IL.:4, GOO North Datry AslMord
Houston, Tx non (713) 299-5E04
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EXHIBIT D
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EXHIBIT E ------
SIGNAGE IDENTIFICATION
• • PRICE SIGNS
Conoco price signs are available square poles are erected,' the Not all signs are the wraparound
for 12' and 8' capsule signs. The signs are shipped with mounting style. Jobbers have the option of a
20' and 28' capsule signs are for plates and brackets for square and flag- mounted price sign (illumi-
highway use and do not accom- round poles. Signs mounted on nated or non - illuminated) for the
modate the 12' and 8' price signs. round poles can later be removed 8' capsule sign, a flag- mounted
Truck stops or other special cir- for mounting on square poles. (illuminated) price sign for the 12'
cumstances which may require All large (12') and intermediate capsule and two illuminated mon-
a price sign on a high -rise pole,. (8') center - mounted wraparound ument signs where stringent code
should refer to the Truck Stop price signs are illuminated. When restrictions apply.
section for guidance. Price signs wraparound price signs are used, A movable yard price sign com-
are made of one - piece, high- the portion of the pole covered by pletes the package of Conoco
impact polycarbonate. Because the price sign should be painted price signs. This is the only sign
some jobbers may want to install white to prevent shadowing. in the sign menu which displays
new price signs before their diesel in red.
Sign Type B6
4 -Panel Wraparound
f u
Conoco 3.,.,
"
SELF SERVICE
REGULAR Q
UNLEADED 000
SUPER o oo
UNLEADED
8'
•
4 -87 •
• • EXTERIOR LIGHTING
Adequate lighting is crucial, lighting. Reimbursement for be well lit so that customers
particularly for stations with long canopy lighting costs is available approaching the station are not
evening operating hours. Lighting through the Image Improvement subjected to an area of darkness
is not only functional, allowing Fund. before they reach the building.
your employees and customers to Area light fixtures, such as the A rectangular fixture using super
see what they are doing, but it also one shown below, are helpful in metal halide is recommended for
contributes to a feeling of security lighting large areas of the driveway this purpose.
for your customers. or areas of the station where light- At stations where street lights .
Canopy lighting, discussed in ing is normally deficient. For do not provide adequate perimeter
the Canopy/ Building Fascia sec- example, if an air and water unit lighting you may wish to consider
tion, should be replaced if super is located away from the pump using low level light fixtures which
metal halide fixtures are not in island, and does not incorporate ' match the design of the high rise
place. These fixtures provide a light fixture, an area light 'should fixtures. These provide subtle
superb lighting at the pump island be placed near the unit. lighting at curb -cuts and clearly
and should be used in place of Building eaves should also define site entries, exits, and
fluorescent and sodium vapor ' pathways.
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Lighting Systems, Inc. Duro Manufacturing, Inc. Lighting Systems, Inc.
'Classic Series' Model #98- 300 -12 'Pinehurst Series'
Model #CLL -FT 400 -SMH Model #PIC- 175 -SMH
With 36" Arm and 16'- Square Pole
k - �
.' ° "...
Lighting Systems, Inc.
'Masters Series'
Model #MA- 400 -SMH
4 -87 1
MERCHANDISING 1
Vital to the new image is a .„ „ �� Y
merchandising system which yy 1 s . ti , '
provides visibility and impact for ; ,.•_,t ,
selling messages. Consumer . , rn„TM� .._
attention is ensured through a ` i' 12 , , '' ;~
controlled use of site messages '� �.• ' "' '
and the multi - layering of pump k . ` ` ,,, r T ir ® �
toppers and merchandiser boxes. It i ' Z ' !. ,, ' ' � , r
Pump skirts, pump toppers and > .f � v - ......._ as: `- - , i ! 1 - •
merchandiser boxes emphasize I, �_ ; ; �A • -
the Conoco identity, Conoco ,® -m p' 1 : r ; i
products, dealer services and - �� ' .� ! 1 _
dealer products. The combined
images and messages give jobbers
a flexible menu of merchandising = �*
tools. Products and services m , �
promoted in the merchandising 4 _4 ; , ; „„,,,„,.„,,,,,-, t , , 4. Y — _ ' _: - . • "* "' ' -. ;�
program will also be supported by
advertising.
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'1'1/ ' DID WE
11:::,,J.41,44Ti°#.7 , MENTION
THAT WE
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.tiv� �' ' 5 '_ i e
( ■ HAVE rie
MUNCHIES .�
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kidditAip, „...-.. iii ,
HIT THE ROAD
WITH A WINNER! f
Mil Use Conoco Quality Products t
s is Toulbb .' S ■ soo Luis
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